714 9th St S · St. Cloud, MN 56301

$109,000

4 bd · 1.0 ba · 1,326 sqft · SingleFamily · 64 Days on market

Built 1923 2,613 sqft lot $82/sqft · 36% below area Est $170k · 36% under

---

Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• Schools +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

First time buyers or Investment opportunity! Licensed 4-bedroom 1 bathroom. Close to campus.

Key facts

• 2,613 sq ft lot
• Garage
• Built 1923

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.9% in St. Cloud — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St. Cloud Public School District (urban): math 27% / reading 38% proficiency, ranked #264 of 301 in MN (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 218 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 92% of comp listings sitting > 30 days — soft ceiling on asking rent; 661 units permitted in Stearns County in 2024 (291 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stearns County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $109k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.45%
• DSCR: 1.95
• GRM: 5.6

CMA / ARV

• ARV (median comp): $170,179
• List price: $109,000
• Delta: -35.95%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.38% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.58×
• Total profit: $17,723
• Equity at exit: $16,252

10-year hold

• IRR: 23.5%
• Equity multiple: 3.06×
• Total profit: $62,828
• Equity at exit: $9,424

Cash invested: $30,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 56301

• Rents YoY: 3.4%
• Active inventory: 218
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$572
• Tax from tax record: −$125 /mo · $1,500/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $545

Break-even live

Break-even rent $939

Max offer price $109,000

Occupancy floor 62%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 11th St S Saint Cloud, MN	2.0–4.0	2.0	1000	$1,579	$1.58	43d	3	0.15mi
624 13th St S Unit US-201 St Cloud, MN	4.0	1.0	1250	$1,495	$1.20	43d	1	0.29mi
524 14th St S Unit 304 St Cloud, MN	4.0	1.0	1200	$1,245	$1.04	43d	1	0.38mi
520 14th St S Unit ST-403 St Cloud, MN	4.0	1.0	1200	$1,245	$1.04	43d	1	0.39mi
1420 6th Ave S Saint Cloud, MN	4.0	1.5	1000	$1,250	$1.25	43d	1	0.42mi
1510 9th Ave S St Cloud, MN	4.0	2.0	1100	$1,095	$1.00	43d	1	0.44mi
801 15th Ave S Unit 1 St Cloud, MN	4.0	2.0	1525	$1,900	$1.25	43d	1	0.53mi
305 5th Ave S St Cloud, MN	1.0–4.0	1.0–4.0	692	$1,325	$1.91	43d	23	0.56mi
1205 11th St SE Saint Cloud, MN	4.0	2.0	1416	$2,450	$1.73	43d	1	1.14mi
1225 13th St SE Saint Cloud, MN	4.0	3.0	1500	$2,450	$1.63	43d	1	1.14mi
2121 W Street Germain St Unit Main Floor St Cloud, MN	3.0	1.0	1100	$1,500	$1.36	43d	1	1.25mi
1615 15th Ave SE St Cloud, MN	2.0–4.0	1.0–3.0	1312	$2,722	$2.07	1d	8	1.28mi

Listing history 23 events

1. 2026-06-18
   days on market $109,000 Active 64 DOM
2. 2026-06-17
   days on market $109,000 Active 63 DOM
3. 2026-06-16
   days on market $109,000 Active 62 DOM
4. 2026-06-15
   days on market $109,000 Active 61 DOM
5. 2026-06-14
   days on market $109,000 Active 59 DOM
6. 2026-06-13
   days on market $109,000 Active 58 DOM
7. 2026-06-10
   days on market $109,000 Active 56 DOM
8. 2026-06-09
   days on market $109,000 Active 55 DOM
9. 2026-06-08
   days on market $109,000 Active 54 DOM
10. 2026-06-07
    days on market $109,000 Active 53 DOM
11. 2026-06-03
    days on market $109,000 Active 49 DOM
12. 2026-06-02
    days on market $109,000 Active 48 DOM
13. 2026-06-01
    days on market $109,000 Active 47 DOM
14. 2026-05-31
    days on market $109,000 Active 46 DOM
15. 2026-05-30
    days on market $109,000 Active 45 DOM
16. 2026-04-14
    listed $119,000 Active 93-char remark

    Show marketing remark (93 chars)

    First time buyers or Investment opportunity! Licensed 4-bedroom 1 bathroom. Close to campus.

17. 2021-08-11
    historical
18. 2021-04-02
    listed $139,900 Active
19. 2000-07-18
    soldstatus $72,300
20. 2000-05-31
    historical
21. 2000-05-26
    listed $69,900
22. 1997-09-04
    historical
23. 1997-06-04
    listed $55,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $1,500 · $125/mo
• Projected year-2 tax: $1,500 · $125/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,557
• − Mortgage interest: −$6,106
• − Property taxes: −$1,500
• − Insurance: −$545
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$3,171
• Taxable income: $5,106
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $5,320/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: St. Cloud Public School District
• NCES district ID: 2733510
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $46,638
• Composite: 27.91/100
• National rank: #6866
• State rank: #264 of 301 in MN

Livability — St. Cloud

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Cloud, MN
• County: Stearns County · 90,226 people
• City population: 60,914
• Metro: St. Cloud, MN
• Population (ZIP): 35,580
• Household income: $73,142
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1831.0

Population outlook (Stearns County) Hauer SSP2

• Today (2025): 162,629 people
• By 2030: 166,495 · +2.4%
• By 2040: 172,661 · +6.2%
• By 2050: 177,480 · +9.1%
• By 2075: 192,907 · +18.6%
• By 2100: 206,274 · +26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 20% Hispanic / Latino 6% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Portuguese 6% Romanian 4% Lithuanian 2%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 77% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Stearns

• 2024 margin: Strong R (+26.8) · D 35.7% · R 62.5% · Other 1.9%
• 2008→2024 swing: -19.8pp toward R · 2008: -7.0pp · 2024: -26.8pp
• All cycles: 2024: R+26.8 2020: R+22.5 2016: R+27.9 2012: R+12.1 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.70%
• Current HPI: 148.6882
• Rent YoY: ▲ 3.38%
• Metro: St. Cloud, MN
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B

Price history

+116.4% since first listed

8 events — show timeline

• 2026-04-14 Listed $119,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-02 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-07-18 Sold (MLS) $72,300 NORTHSTARMLS as Distributed by MLS Grid
• 2000-05-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-05-26 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 1997-09-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-06-04 Listed $55,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $1,500 · +1.8% YoY. Source: county tax records.